Model valuation£417,0008 Busby Close
Local market context
8 Barrass Yard, Wakefield, WF2 8WJ
Estimated value
£117,000
- Since the 2007 sale (£135,000)-13%
- Against WF2 8WJ's recent median (£100,000)+17%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Bedrooms
2
Bathroom
1
Floor area
60 m²
646 sq ft
Energy rating
C
Score 78
Council tax
Band B
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£117,000
- Against its 2007 sale (£135,000)-13%
- Against WF2 8WJ's recent median (£100,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Barrass Yard is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 8WJ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
60 m² from the EPC lodged in March 2022
Sales of this home
2 sales recorded, the latest in 2007
Recent sales in WF2 8WJ
5 sales, median £100,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
29 April 2007Most recent
£135,000
+7.1%over 1 year23 June 2005
£125,995
Median price across the last 5 sales in WF2 8WJ: £100,000 (2024–2021).
What this page doesn't show
1 potential issue has already been flagged for 8 Barrass Yard, Wakefield, WF2 8WJ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 8 Barrass Yard
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Barrass Yard is a two-bedroom end-of-terrace house in Wakefield (WF2 8WJ). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 2003-2006 and council tax band B. At 60 m² this is the 9th smallest of 11 units on EPC record in the building, where floor areas span 42–81 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (March 2022) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since April 2009. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to B (score 86). Main heating runs on electricity.
Across 2005–2007, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £117,000 is 13.3% below the 2007 sale of £135,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£209/sq ft) was about 25.7% above the typical sold price in the postcode. Untraded for 19 years, with the last transfer in April 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
Outside
- ParkingAllocated
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 Barrass Yard
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Mar 2022
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 15 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Apr 2009
Hot Water
AveragePoor
Hot water efficiency decreased
Low Energy Lighting
43%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Barrass Yard, Wakefield, WF2 8WJ, sourced from the PlanIt planning register.
8 Barrass Yard has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Barrass Yard homes
Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 8 Barrass Yard runs comfortably ahead of the street norm.
Price per m²
£2,250
Street avg £1,958
Floor Area
60 m²
Street avg 57 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Wakefield district page.
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Park Grove Rd Horbury Road — bus stop.
Closest school
0.2 km
Wakefield Lawefield Primary School. 25 schools nearby.
Nearest schools
- Wakefield Lawefield Primary SchoolPrimary245m
- CAPA College16 plus842m
- Trinity Academy CathedralSecondary861m
- The Mount Junior Infant & Nursery SchoolPrimary1.1km
Nearest stops
- Park Grove Rd Horbury RoadBus stop123m
- Lawefield Ln Park Grove RdBus stop133m
- Lawefield Ln Park Grove RdBus stop138m
- Park Grove RoadBus stop219m
Most reported crime locally
- Violence & Sexual Offences3,031 reports46%
- Anti-social Behaviour682 reports10%
- Public Order465 reports7%
- Criminal Damage & Arson425 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WF2 8WJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st century1st Floor FlatEPC CNo mains gasLow flood risk
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 8 Barrass Yard is modelled from its 60 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in WF2 8WJ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 8 Barrass Yard. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 8 Barrass Yard was lodged in March 2022 at band C and is valid until March 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Barrass Yard. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 25 schools and 30 stops listed are measured in a straight line from WF2 8WJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Barrass Yard is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Barrass Yard, Wakefield, WF2 8WJ. Each answer is also embedded as structured data for search engines.
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